This may already seem obvious but lots of people still wait until it's close to being due until they mail it back.

There is nothing wrong with waiting for the listing to expire and presenting the offer to the seller if the agent didn't procure the sale.

When you collect the deposit, do you provide any type of written agreement or contract to the buyer at that time, or simply wait until closing to sign the assignment?

A buddy of mine that is a real estate investor from Ohio is down tending to properties and can't wait to get back north to get away from the heat.

Oh boy I've been waiting for an opportunity like that for years.

I waited to evict them in the hope that way pay up, however in the meantime they caused thousands of dollars in damage.

This way you have one closing with the final buyer and only have to wait the initial seasoning period.

Here are the numbers:ARV: $60-$65k (Has appraised in Aug. '08 for $74.9K) but it's difficult to find comps because it is in a rural area (not a neighborhood and about 5 miles outside of the cityRepairs: minimal; $5k (alot of updating took place in 2005)I have negotiated this so far to $35k.

What are you waiting for?

I am waiting to hear if the bank accepted my offer for a foreclosure (this is my first one).